Posted on
February 15, 2023
by
Raymond Leung
新年初始,在經歷了長期的COVID-19疫情衝擊,和2022年的持續加息影響,加拿大的房地產產生了巨大的變化。隨著今年多項住宅房地產的法令的施行,大溫地區2023年的房地產的走勢和未來的投資方向將十分值得大家重視。
任職Re/Max並擁有超過30年的地產投資經驗的梁國權先生,他帶領著他和梁煒樂的團隊於2022年取得高銷量鑽石團隊獎項,於2021年取得主席俱樂部獎項以及Re/Max西海岸商業團隊排名第十六名。他針對今年後的房地產趨勢作了剖析。梁國權先生認為,在疫情衝擊逐漸減弱和銀行加息熱潮退卻以後,市場開始趨向穩定。海外買家兩年禁止購買住宅的法令讓原本緊張的住宅市場暫時緩和。同時加拿大政府也在積極的推動和招納新的海外移民和人才,梁國權先生認為2023年后期的住宅房地產在政府的干預下會平穩發展,并在2024年慢慢反弹,在2025年海外买家禁令取消后趋向正常。
(Pattullo橋設計Retrieved from: https://www.pattullobridgereplacement.ca/about/projectoverview/#1 )
梁國權先生同時指出,隨著新西敏Pattullo橋的建設,預計Pattullo橋會在今年年底或者明年年初完工。Pattullo橋的建立會將本那比、新西敏與素裡更加緊密連接起來,並將人口帶到素裡Walley區,以及104 Ave到108 Ave範圍段,会高速發展。同時素裡到蘭利新的天車線也在積極進行中,市政府也在大力推動以Fraser Hwy為主線周邊土地發展。人口外移将会是大势所趋。
(素裡到蘭利的天車線計劃 Retrieved from: https://www2.gov.bc.ca/gov/content/transportation-projects/surrey-langley-skytrain/surrey-langley-skytrain-project-project-overview )
梁國權先生認為大部分的海外和本地投資者會在2023年開始向商業地產轉向。在目前的市場下,商業房地產比住宅房地產提供更高更穩定的回報。並且商業房地產的買賣和獲利相對於住宅房地產更少的限制。因此,2023年後期的投資方向還會向商業房地產聚集,商業房地產的前景仍然十分可觀。
欲知更多地產詳情,可向梁國權先生查詢:電話604-644-6482
郵箱raymondkleung@hotmail.com
Posted on
February 12, 2023
by
Raymond Leung
【明報專訊】加拿大的外國購屋者禁令意外的令商業房地產受傷慘重。此一於一月份生效的法令禁止外國人購買住宅房地產兩年。它的目的在於幫助加拿大有更多的房屋可以購買。
但房地產業和法律專家表示,此一法律卻意外涉及到不包括任何單戶住宅的土地、購物中心、雜貨店和辦公樓的商業地產交易。
這是因為該法律的住宅房地產定義包括了劃歸住宅或混合使用的土地,這些土地涵蓋了全國大面積的商業用地。同樣的,如果外國人擁有一個實體至少3%的股份,該實體將被視為外國實體。
外國實體被允許購買擁有三個以上住宅單位的較大柏文大樓。他們還可以購買劃為混合用途和住宅區的商業地產,只要該物業不在人口至少為10,000人的核心地區。
禁止非加拿大人購買住宅物業的法案於去年4月在聯邦預算中公布,當時房價接近頂峰,購房者仍有資格獲得大額抵押貸款。自那以後,加拿大中央銀行即不斷升高貸款成本。房屋銷售量下跌至少40%,而全國平均房價亦下跌19%。
Retrieved from: http://www.mingpaocanada.com/VAN/htm/News/20230213/veh2_r.htm
Posted on
August 11, 2021
by
Raymond Leung
Please read these terms of use carefully (The "image and audio terms"). By accessing, linking or using any TransLink content (as defined below) made available through the website or mobile application (together, the "site"), you agree to comply with and be bound by the image and audio terms set out below and by the TransLink website terms and conditions (collectively, the "terms"), as the same may be amended by TransLink from time to time in its sole discretion. If you do not agree to all of the terms, do not download, link or copy any TransLink content. Read the complete media resources terms and conditions.
Surrey Langley SkyTrain Roll Plot
Download (10,318 KB)
Surrey Langley SkyTrain Route Map with Stations
Download (428 KB)
Guideway Placement with Stations
Download (604 KB)
Typical North Running Guideway
Print (1,826 KB)Web (103 KB)
Typical Centre Running Guideway
Print (1,766 KB)Web (118 KB)
Typical South Running Guideway
Print (1,412 KB) Web (322 KB)
Posted on
December 3, 2019
by
Raymond Leung
年終歲末,經過這一年的沉寂,大溫地區2020年的房地產何去何從?相信這會是個引起大家關注的議題。房地產是火車頭工業,它與許多行業的興衰有著密不可分的關係,如餐飲、家俱、汽車等等,因此也就會格外引起大家的重視。
任職Re/Max擁有超過30年的商業地產投資翹楚梁國權先生針對今、明年的房地產趨勢作了剖析。他認為今年有許多因素影響了市場,例如: 政府的銀行利率政策、加拿大的移民政策、中國的外滙管制、香港政局的動盪、中美貿易戰的持續,再加上這一年來各級政府打房的政策產生了效果,使得市場慢了下來。這些不穩定因素,目前尚未明朗,因此不要對2020的房地產市場作過度樂觀的期望。
他認為獨立屋方面,兩百五十萬以下的房子不會有多大的改變,兩百五十萬以上的還有價格上的調整空間。至於公寓,最近與明年會有些滯銷,需要較長的時間去消化,但是沿著天車站的物業還是比較會受到關注。
梁先生認為,比較其他國家,加拿大相對安全而且政治穩定。商業投資部分還是需求量大,比較會有合理的回報。其重要原因是在不明朗市場,資金要找避風港。特別是溫哥華居民,教育水平高,生活富裕,商業投資在過去的二十年裡都相對穩定,特別是有收入的物業。他認為太快的步伐不適合所有投資者,平靜下來的市場才是給投資者的一個機會,他們會有更多的時間去思考他們準備要投資的項目。
欲知房地產投資詳情,可向梁國權先生查詢:raymondkleung@hotmail.com
聯絡電話:604-644-6482
電子郵箱:raymondkleung@hotmail.com
個人網站:410commercial.com
Posted on
September 10, 2019
by
Raymond Leung
A group of Metro Vancouver mayors are calling on the province to get moving on a replacement for the Massey Tunnel.
The project was delayed in December after a B.C government-commissioned review determined more consulting needed to be done on how best to replace the aging and heavily congested tunnel.
In a letter to B.C. Premier John Horgan, the Metro Vancouver mayors and First Nations leaders say they have agreed on a solution that is supported in the region, and want construction completed by 2026 at the latest — four years earlier than the province’s most generous timeline.
READ MORE: Report suggests B.C. government go back to drawing board for Massey Tunnel replacement
“What happened before was a lack of consensus amongst the mayors prior to the last municipal election,” Delta mayor George Harvie said.
“Now, we do have consensus and I think that’s going to ensure that the political push is there from the region to get the province to work with their federal counterparts to come to a solution and start building something.”
That consenus is a list of suggestions agreed upon by the group of mayors and submitted to the province.
WATCH: (Aired Dec. 17, 2018) Political reactions to Massey Tunnel report, new Pattullo Bridge
In addition to Harvie, the letter is signed by Surrey Mayor Doug McCallum, Richmond Mayor Malcolm Brodie, Vancouver Mayor Kennedy Stewart, White Rock Mayor Darryl Walker and Chief Wayne Sparrow of the Musqueam Indian Band.
The suggestions include addressing First Nations concerns on any in-river works and fisheries impacts, something that was suggested in the previous review of the project. The group adds in the letter they don’t want that process to be prolonged.
“We have to make sure that whatever solution is made, it’s not going to take a five-to-seven-year environmental assessment,” Harvie said.
READ MORE: Delta mayor closing in on sending letter to Premier John Horgan about future of Massey Tunnel
Regardless, Harvie said that the heavy and unpredictable congestion at the current Massey Tunnel is enough to show that this project needs to be fast-tracked, as it impacts just about everyone from businesses to families.
“Even when you’re coming home from a hard day at work and you’re trying to make your child’s baseball game or soccer game or whatever activity, or you’re trying to pick them up at daycare, it’s a stress to the family not knowing exactly how long it’s going to take through that congestion,” the mayor said.
Harvie said the submitted letter is essentially the last piece of the puzzle, and they are still waiting to hear back from Horgan.
In the meantime, the group of mayors suggest that the province work with TransLink to provide more funding for higher-frequency transit services.
READ MORE: Delay on George Massey Tunnel project directly impacting Richmond businesses
They’re also suggesting a new six-lane tunnel instead of the current four, and that Highway 99 be looked at entirely and evaluated for improvements.
The province’s report last year said a wider tunnel should be considered along with a possible bridge, which would be six to eight lanes instead of the original 10-lane bridge replacement approved by the previous Liberal government.
Horgan said Thursday that his government will look at meeting the mayors’ request for an earlier completion date.
WATCH: (Aired Dec. 19, 2018) London Drugs may move headquarters out of Richmond over Massey Tunnel replacement delay
“We heard today that 2026 was a date that the Mayors’ Council was comfortable with,” he said. “We’re going to work as hard as we can to address the challenges there.”
In a statement, Minister of Transportation Claire Trevena said she was “pleased” the mayors had come together to find a solution.
“While this letter demonstrates the failures of the last government, we’re encouraged to see a consensus emerging in favour of a new tunnel with clear objectives to fix this bottleneck without making drivers pay unfair tolls,” Trevena said.
“We are listening. We will work to get it right. “
Source: https://globalnews.ca/news/5200941/metro-vancouver-mayors-massey-tunnel/
Posted on
September 10, 2019
by
Raymond Leung
An environmental assessment certificate has been granted to BC Ministry of Transportation and Infrastructure for the Pattullo Bridge replacement project.
In a release, the BC Ministry of Environment and Climate Change Strategy and the BC Ministry of Municipal Affairs and Housing announced today that the $1.377-billion, four-lane suspension bridge construction project — crossing the Fraser River between New Westminster and Surrey — has passed its assessment.
It will be built about 100 metres upstream the existing 1937-built structure, roughly parallel to the aging crossing.
Rendering of Pattullo Bridge replacement (Government of BC)
Improvements will also be made to the road network at the ends of the bridge, however, there will not be a direct connection between the south end of the bridge and Highway 17 (South Fraser Perimeter Road).
The bridge is designed with the capability to be widened to six lanes in the future, but this is partially accomplished by narrowing the width of the original four-lane design.
The provincial government’s environmental assessment certificate comes with 20 legally binding conditions, which have become largely standard for projects of this type and scope. This includes construction and demolition environmental management, fish and fish habitat monitoring and mitigation, fish and wildlife habitat offsetting, cultural and archaeological resources management, and indigenous cultural recognition and monitoring.
“Having considered the Environmental Assessment Office’s Assessment Report and the recommendation of the executive director of the EAO to issue a certificate, the ministers are confident that construction, demolition and operational activities would be conducted in a way that ensures that no significant adverse effects are likely to occur,” reads the release.
The Ministry of Transportation took over jurisdiction of the bridge project from TransLink last year. Plans to fund the new bridge by placing new tolls were cancelled at that time.
A replacement has been deemed of critical importance given that the existing structure has critical structural deficiencies, including severe vulnerabilities from a moderately-powerful earthquake and even a wind storm.
While the project has passed the provincial environmental assessment, it still requires various other federal, provincial, and local government permits and approvals, as well as a project and environmental review permit from the Vancouver Fraser Port Authority.
Artistic rendering of the new Pattullo Bridge’s road network on the New Westminster end. (Government of BC)
Artistic rendering of the new Pattullo Bridge’s road network on the Surrey end. (Government of BC)
A procurement process underway to select the project’s main contractor recently resulted in the shortlisting of three project teams, including Kiewit Canada Development, a joint partnership led by Flatiron, Dragados, Carlos Pattullo JV., and ACS Infrastructure Canada, and another joint partnership led by SNC-Lavalin and Acciona Infrastructure Canada.
Kiewit and Flatiron were the key contractors for the new Port Mann Bridge, Acciona Infrastructure Canada is one of the two main contractors for the Site C hydroelectric dam, and the embattled SNC-Lavalin has been heavily involved with the region’s SkyTrain projects.
The new bridge is scheduled for a completion and opening in 2023. About 68,000 vehicles cross the bridge on a daily basis on average
Posted on
September 10, 2019
by
Raymond Leung
REPOST - News from Apr 2018
【明報專訊】省新民主黨政府公布上任後首份完整的財政預算案,控制樓市與增加託兒服務成為兩大要點。樓控措施方面,省府宣布今日起把外國買家物業轉讓稅由15%調升至20%,並把300萬元以上房屋的物業轉讓稅升至5%。另外,省府計劃於今個秋季立法引入新的投機稅(speculation tax),目標包括沒有繳交入息稅和把房屋空置的人,今年的稅率將定於0.5%,明年則升至2%。相關新聞刊A2、A6、A9
省財政廳長詹嘉路(中)宣讀財政預算案,房屋及託兒成為焦點。(加新社)
解決樓價高企問題是今次財政預算案的焦點之一,省財政廳長詹嘉路(Carole James)宣布一系列樓控措施,部分更於今日開始生效。今日起,外國買家物業轉讓稅由15%調升至20%,並把該稅的實施範圍擴大至大溫地區以外的地方,包括菲沙河谷、維多利亞、納奈莫(Nanaimo)和奧肯那根中部區域(Central Okanagan Regional District)。
省府指,15%的稅率未能有效穩定樓市,指外國炒家仍然對本地市場造成壓力,因此有需要進一步調升稅率。另外由今日起,成交價300萬元以上的房屋,買家需要支付5%的物業轉讓稅,較原來的3%增加兩個百分點,300萬元以上房屋的學校稅(school tax)亦會在2019年調升。
另一項大型政策是省府計劃首次引入投機稅,將於今個秋季展開立法工作,今年稅率將定於房屋估價的0.5%,而明年則調升至2%,投機稅的實施地區包括大溫地區、菲沙河谷、維多利亞、納奈莫區域(Nanaimo Regional District)、基隆拿(Kelowna)及西基隆拿。省府指,投機稅目標包括沒有繳交入息稅以及把房屋空置的業主,因此繳稅人可以是本地人或外國人,而「衛星家庭」(satellite families)也會受到影響。另外,省府亦會推出「入息稅抵免額」(income tax credit),可抵銷部分投機稅稅款,因此只有少量收入的業主,也有機會要支付新稅。詹嘉路表示,相信大部分業主都可完全豁免投機稅,強調新稅是懲罰那些存心炒賣導致樓價上漲,並減少租屋供應的人。
為了打擊摩貨(合約轉讓)問題,省府將要求柏文樓花的發展商蒐集及整理樓花合約轉讓的買賣資料,並向省府部門通報,建立樓花摩貨資料庫,與聯邦及省的稅務部門分享,打擊摩貨逃稅行為。此外,由於省內不少物業均由公司或信託人持有,為了提高透明度,省府要求在物業轉讓稅的表格上申報受益人資料,除了會對外公開有關資料外,亦會與稅務部門分享,協助當局調查逃稅案件,同時省府亦會加強與聯邦政府的合作,防止有人利用房地產市場洗黑錢。
預算案亦會堵塞農地住宅地稅漏洞,詹嘉路稱農地應用於耕作,而不是被投資者炒賣或興建大型豪宅,故此省府會修改農地上所建住宅的地稅政策,確保農地獲得適當的使用。
在增加房屋供應方面,預算案提出在未來三年撥出4.45億元興建適合不同收入家庭的社區房屋,又計劃撥出1.7億元為露宿者興建2500個新單位、1.36億元為受虐婦女及兒童提供1500個住宿單位。預算案又提到推出4.5億的全新學生房屋計劃,專上院校可向省府借貸興建宿舍,預料計劃可以新增5000個宿舍床位。
原文鏈接: http://www.mingpaocanada.com/van/htm/News/20180221/vaa1h_r.htm
Other source: https://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax
Posted on
September 10, 2019
by
Raymond Leung
The groups are Acciona-Ghella Joint Venture, Broadway Connect and West 9th Partners. A proponent will be chosen by mid-2020.
The province has chosen three teams to bid on a chance to design, build and finance the Broadway subway in Vancouver.
A request for qualifications closed on April 17.
The $2.83-billion, 5.7-kilometre extension of the Millennium SkyTrain line will run from VCC-Clark Station to the intersection of Broadway and Arbutus and have six stops. Because the project is using SkyTrain technology, it will be built by the provincial government instead of TransLink.
The three teams are: Acciona-Ghella Joint Venture, Broadway Connect and West 9th Partners. It is expected that the province will select a proponent by mid-2020.
Acciona-Ghella Joint Venture includes Acciona Infrastructure Canada Inc., Ghella Canada Inc., IBI Professional Services (Canada) Inc., DIALOG BC Architecture Engineering Interior Design Planning Inc., Mott MacDonald Canada Ltd., Ingenieria Especializada de Obra Civil e Industrial, S.A., Parsons Inc. and Corporacion Acciona Infraestructuras, S.L.
Broadway Connect’s team is made up of Dragados Canada, Inc., Aecon Infrastructure Management Inc., ACS Infrastructure Canada, Inc., Aecon Concessions, a division of Aecon Construction Group Inc., Dragados, S.A., Aecon Group Inc., Hatch Ltd., WSP Canada Inc., Dr. G. Sauer & Partners, VIA Architecture, Wood Environment & Infrastructure Solutions, a Division of Wood Canada Ltd. and SENER.
West 9th Partners is four divisions of SNC-Lavalin.
The project will be covered by the province’s community benefits agreement, which sets out wages and hiring procedures, requires a percentage of workers to be apprentices, and gives hiring priority to women and Aboriginals.
Early works have already started for the project, including installing new poles and wires to allow for temporary detours for three trolley bus routes during the construction.
Construction is scheduled to start in 2020 and be completed in 2025.
Source: https://vancouversun.com/news/local-news/three-groups-to-submit-proposals-for-broadway-subway-project
Posted on
December 18, 2018
by
Raymond Leung
梁國權先生隸屬於北美洲最大的地產公司Re/Max,擁有近30年的商業地產投資經驗,是加拿大西海岸最成功的投資地產及土地開發顧問之一。梁先生可操流利的廣東話、上海話、普通話和英語,並一直致力於為客戶提供盡善盡美的服務。從業多年來獲獎不計其數,更於2015年間榮獲加拿大西海岸商業地產經紀第1名的殊榮。在2017裡,梁先生更進一步獲得了Re/Max 公司頒發的榮譽傳奇大獎以表揚他傑出的成就和貢獻。
本著多年來的經驗和敏銳的洞察力,梁先生可以精確地分析出商業地產的市場走勢和政策改變對地產市場所帶來的影響。梁先生認為,經過了2018年由高峰轉而趨緩的房地產市場,2019年將會是關鍵的一年。 在2018年裡,大溫地區的房產市場主要受到了以下幾個政策變動的嚴重影響,其中包括溫哥華地區須付的空屋稅、海外買家的印花稅、擴大範圍的房屋買賣稅、央行基準利率的上調、銀行的新按揭規定和嚴格的風險評估等。此外,在2018下半年的市選後的新政府(例如: 本拿比市、溫哥華市、素里市等)都不太支持房屋物業發展得太快,導致房屋興建減慢,影響了都市的發展進度。
加拿大因其穩定的政治體制和優質的生活環境,成為移民首選之國,因此吸引了不少亞洲國家的居民來到氣候溫暖的溫哥華定居,其中包括從香港、台灣、中國來的移民。而近年也因中國經濟的崛起,中國移民帶來了大量資金用在投資賣買樓宇上,市場上因炒賣而將樓價推高,但最近因中國嚴控資金外流的政策及世界各國如美國的經濟保護主義,使得加拿大的房產市場被迫由高轉緩。
目前低陸平原各城市都有大型的購物商場重建發展計劃,其規模一個比一個大,例如本拿比市的Metrotown Center,Brentwood Center 和Lougheed Mall、列治文市的Lansdowne Mall 和 Richmond Center、溫哥華市的Oakridge Mall 等, 此外位於菲沙河谷地區的城市如素里、蘭里亦紛紛加入競爭,要想完全消化這些興建計畫至少要用上十年以上或更長的時間,所以大型發展計畫還是主流,投資者可以多留意上述項目。
那麼以目前的狀況來看,該如何在房地產市場上投資呢? 梁先生認為住宅會繼續顯著回落約10-15%,但他表示市場並不用過分憂慮,因為過去兩三年的升幅太過急速,所以稍微的跌幅也在合理範圍之內。另外,投資者可以多關注二手房屋或公寓市場和考慮其他的投資產品如商業地產。在投資一手樓方面,樓價會因為地價和建築成本(包括政府發展收費)上升而不斷往上攀升,樓盤買賣已經不像以前那麼吃香。況且,很多發展商都具有周全的法律保護,投資者在簽訂合約時要仔細閱讀條款是否合理,找個信用良好的大公司及信譽良好、有經驗的經紀人是明智之舉,否則吃虧上當的是自己。
盡管大溫哥華地區房地產市場呈疲軟狀態,但梁先生依然保持樂觀態度,因市場還存在著諸多利多的因素,包括經濟增長、低失業率以及千禧一代對房屋的需求等,都有助於緩和房市。另外,借貸利息還屬偏低水平,加息的情況估計在2019年便會叫停,房地產將會軟著陸和呈正常化。所以對目前想投資房地產而又資金充足的準買家來說,不妨先試入市較穩定的商業地產。
如果想更多了解房地產的投資信息,歡迎隨時聯絡梁國權先生。
聯絡電話:604-644-6482
電子郵箱:raymondkleung@hotmail.com
個人網站:410commercial.com
Posted on
October 3, 2018
by
Raymond Leung
Surrey’s new $1.65 billion light-rail line will run along the King George Highway corridor in the Newton area. | Rob Kruyt
Hope for affordable housing along Surrey’s new light-rail transit (LRT) line route has collided with land banking and speculation that have driven residential land prices up 100 per cent in the past two years.
Surrey is often seen as a bastion of affordable Metro Vancouver homes. In August approximately 200 detached houses were listed for sale in Surrey for $1 million or less, for instance, compared with just one in Vancouver. The typical Surrey condo apartment sells for $340,000 compared with $846,100 in Greater Vancouver, according to data from the Fraser Valley Real Estate Board.
Surrey is also the fastest-growing metro centre in B.C., and its young population – 22 per cent of B.C. births are now in Surrey – is gunning to claim the title as the province’s biggest city within a generation.
The population gap between Surrey and Vancouver will be non-existent by 2040, according to a report by Michael Heeney, president and CEO of the Surrey City Development Corp. (SCDC), presented September 13 in an event sponsored by the Real Estate Institute of British Columbia.
“Surrey is the future,” said Surrey developer Charan Sethi, president of Tien Sher, which has built and sold out half a dozen low-rise condominium projects in and around Surrey Centre. Sethi is now pulling together plans and permits for the redevelopment of the former Flamingo hotel site in North Surrey into Tien Sher’s first highrise residential project.
That future, however, hinges in large part on young families being able to find homes they can afford.
This month, Prime Minister Justin Trudeau visited Surrey to confirm federal funding for the Surrey-Newton-Guildford light-rail transit project. The $1.65 billion line will run 10.5 kilometres along King George Highway and 104th Street to link Newton with the Surrey Central transit station.
The LRT has created a development buzz in Newton because of the higher-density residential zoning allowed.
Surrey’s Newton Town Centre plan calls for the rezoning of aging commercial strips and housing lots into a 2.5 floor space ratio (FSR) for five-to-six-storey residential buildings and 3.5 FSR for highrise residential towers. (The floor space ratio equates to the amount of square feet of housing that can be built. A 10,000-square-foot lot at a 2.5 FSR, for instance, would relate to a potential 25,000 square feet of sellable space.)
The cost of an acre of residential land in Surrey hit $3.1 million this year, according to Colliers International, up from $2 million in 2016. Along the LRT route, however, prices have soared to $4 million to $5 million per acre, according to Joe Varing, director of sales for the Varing Marketing Group, which specializes in Fraser Valley land deals for residential development.
“Prices are double what they were in 2016,” he said.
Varing noted that Surrey had emphasized affordable housing along the LRT route, but the higher-density zoning makes no accommodation for rental housing.
It is up to developers to decide whether they build rentals or condominiums, he explained. Surrey has a requirement that all new rezonings for residential developments must contribute $1,000 per unit to “support new affordable rental housing,” but details are unclear on where and how the rental housing would be built.
The high LRT route land prices are deterring even condo builders, who say the gravy train has already left the station.
“I plead with everyone, ‘Find me two to five acres in Newton,’” Sethi said, but he suggested land speculation over the past two years has driven the price too high for most multi-family developers.
Source: https://westerninvestor.com/news/british-columbia/surrey-lrt-collides-with-higher-land-values-1.23442950
Posted on
February 16, 2018
by
Raymond Leung
The B.C. government will build a new replacement for the Pattullo Bridge, with construction scheduled to begin in the summer of 2019 and completion slated for 2023.
Premier John Horgan made the announcement this morning on the new $1.3-billion bridge during a press conference at the foot of the Pattullo Bridge.
The bridge, which links Surrey and New Westminster, has been in operation since 1937, and has about 70,000 crossings daily.
But it is decades past its expected lifespan, no longer meets current wind or seismic load design standards and has only five years until it is no longer usable, according to multiple levels of government.
"It's long overdue to replace the Pattullo Bridge, so I'm happy to announce today that the province will be taking over the project, ensuring the Mayors' Council can focus on the 10-year plan," said Horgan.
"We've been able to reduce congestion on this bridge but we haven't been able to make it safer, we haven't be able to make it wider … this has to be replaced."
An estimate by TransLink of what a 4-lane bridge, with dedicated room for cyclists and pedestrians on either side, could look like. (TransLink)
4 lanes, funded entirely by the province
The bridge will have four lanes of traffic for vehicles, a median in the middle, and separate dedicated lanes on either side for cyclists and pedestrians, according to the government.
There will be room in the design to expand to six lanes if necessary, but the province doesn't believe that will need to happen.
"We don't believe based on traffic flows today … that it will be required in the long term," said Horgan, referencing the fact that traffic on the bridge has decreased since tolls were eliminated on the nearby Port Mann Bridge.
It will also be funded entirely by the provincial government, from a budgeted $14.6 billion capital infrastructure plan scheduled for the next three years.
Wide shot of entire span of the Pattullo Bridge, which has been in operation since 1937. (CBC)
Transferring ownership
The provincial government will be solely responsible for the design, building and financing of the bridge, and will have to dispose of the existing bridge, said Horgan.
TransLink, the owner and operator of the current bridge, previously had plans to undertake a replacement project while considering extensions to the Millennium Line and creation of light-rapid transit for Surrey.
After he was elected in December as chair of the Mayors' Council — which oversees TransLink — Burnaby Mayor Derek Corrigan expressed concern about TransLink pursuing all of the projects equally.
"They're looking at a very ambitious plan. And I think they were trying to proceed very quickly to accomplish everything in the plan. I think there will be a slow down," he said at the time.
Gordon Price, who was a Vancouver councillor when the Pattullo was transferred to TransLink in 1999, said the change in authority makes sense.
"Basically the region has said they would pay for a new Pattullo Bridge with a toll, but it's pretty clear the NDP isn't going to accept that. So as a consequence, they've created a fiscal hole that they can kind of fill by taking the bridge off TransLink's hands."
What projects come next?
It's unknown when funding will be finalized for the Millennium Line extension and light rapid transit in Surrey, but the Mayors' Council, which oversees TransLink, have said they're optimistic for an agreement in the coming months with the provincial and federal governments.
B.C. Liberal leader Andrew Wilkinson questioned why the provincial government couldn't get federal funding for the Pattullo Bridge replacement as well.
"Normally major infrastructure projects have a large component of federal financing. So we have to be concerned that B.C. rushed into this alone, and missed out on almost a half billion dollars of federal infrastructure funding," he said.
Ian Paton, B.C. Liberal MLA for Delta South, also criticized the government for prioritizing the Pattullo over the Massey Tunnel, which was going to be replaced by a new bridge under the Liberal government, but is now currently under review.
With files from Tanya Fletcher
[2018.02.16] 發表
原文鏈接: http://www.cbc.ca/news/canada/british-columbia/pattullo-bridge-bc-announcement-1.4538939
Posted on
January 31, 2018
by
Raymond Leung
資深商業地產梁國權分析2018市場發展趨勢
梁國權先生隸屬於北美洲最大的地產公司Re/Max,擁有近30年的商業地產投資經驗,是加拿大西海岸最成功的投資地產及土地開拓顧問之一。梁先生可以說流利的廣東話、上海話、普通話和英語,並一直致力於為客戶提供盡善盡美的服務。從業多年來,他獲獎無數,更於2015年間榮獲加拿大西海岸商業地產經紀第1名的殊榮。在2017裡,梁先生更進一步獲得了Re/Max 公司頒發的榮譽傳奇大獎以讚揚他傑出的成就和對工作的奉獻精神。
2017精凖的正確判斷
根據以往多年來的經驗和敏銳的洞察力,梁先生可以準確地分析出商業地產的市場走勢和政策變動對地產市場所帶來的影響。他曾預測到在2017間,市場上會出現的波動和投資者會面臨的選擇,更指出新政策會使住宅地產投資變得不明朗,而商業地產的需求量卻會進一步的增加。這些預測在過去的一年裡都一一呈現在市場上。
2018預判仍以公寓為主導
對於2018年的走勢,梁先生認為住宅地產方面還是以公寓作為主導,投資者可以多留意大型的發展項目。大型項目具備完善的配套設施和娛樂空間,並大多接近天車站。因生活上的便利指數增加從而讓這種項目在某個程度上受到很大的追捧。
投資建案要考慮政府審批時程
此外,對於一部份會選擇興建小型公寓以獲取利潤的投資者,要比較注意市場的動向和供求比例。雖然政府為鼓勵市場提供更多的住屋土地而把很多小區的容積率(Floor Space Ratio)提高,這是歷年罕見的。可惜太多的興建申請讓政府部門應付不來, 辦公室內有堆積如山的申請案(包括變更土地用途的申請等)。小型的項目需要經過近2~3年的審批流程,而大型的項目則需要排期5到6年時間。加上前文提及到銀行的政策變更會讓投資者更難獲批貸款。這些不利因素多少會影響小型項目的發展,例如:不能在如期的時間內開工動土。投資者更加需要準備好充分資金並適當瞭解當時的市場變動。
房價會趨向平穩
關於置業投資這方面的建議,梁先生指出未來一年是調整期,相信房價會趨向平穩。會出現二手市場堆積著市場,很多業主因政府推出的新社區計劃(Official Community Plan)而選擇以3~5間獨立屋捆綁式銷售或轉賣作為發展用途,而把價格大大的拉高,從而脫離了現實市場,增加了貨源。加上新樓的落成,用家將會有更多的選擇。值得注意的是投資者需要在購買房屋時瞭解自身情況,因銀行的新規定-壓力測試,會讓已購買一戶單位以上的炒賣者更難取得貸款。投資置業者更應該抱審慎態度並好好策劃一下。
市郊是投資商業地產的良機
住屋是必需品,很多人心目中的生活四要素:衣食住行中,相信以住的重要性占首位。因為房價已經脫離了現實收入和支出的市場,當下的年輕人和打工族需要很高的收入才能置業。此外,有很多的投資者像前文提到過的,進入了商業市場並找到非常優秀的項目。可惜,大多大型項目的發展商都不願意出售手頭上的零售物業例如:商鋪,讓投資者無法容易的在市場上遇到優質的商業投資項目,只能走向公寓作短線炒賣。梁先生多年前已建議投資商業地產者,可轉向溫哥華周邊的衛星城市如Langley, Maple Ridge, Mission, Squamish等。目前,這幾個區域的土地價格相對比較低,但隨著人口的不斷增加,對於住房及商業物業的需求量將會逐步提高,定必帶動這幾個衛星城市的地產投資市場。梁先生在商業投資這方面是專長,多年來找到非常多特殊的項目。他願意幫助有投資願望的人士進行精凖的分析,並分享投資管道。
市場將從賣方變回買方
房地產市場在2018年會走向平穩;獨立屋市場會出現獲利回吐現象,而商業地產跟以往一樣,僧多粥少。大型發展項目如購物中心(Richmond Lansdowne Mall, Metrotown Mall, Oakridge Mall, Guildford Town Center, etc) 會比較受市場歡迎,但小型的發展項目會比較吃力。在未來的兩年, 市場會慢慢從賣方市場變回買方市場。此外,因銀行會進一步的調整利息收緊銀根,市場整體會抱觀望態度。
如果想更多了解房地產的投資信息,歡迎隨時聯絡梁國權先生。
聯絡電話:604-644-6482
電子郵箱:raymondkleung@hotmail.com
個人網站:410commercial.com
Posted on
July 20, 2017
by
Raymond Leung
【明報專訊】溫哥華西區甘比走廊(Cambie Corridor)開發即將邁入第三期,溫市府打算將渥列治區(Oakridge),於未來25年內打造為一個全新的「第二市中心」,不僅沿着主要大街會有多幢高達18層的柏文大樓,內街現時的大批獨立屋大宅也會被剷平,改建為4至6層的低層柏文及城市屋苑。
溫市南溫哥華地區助理規劃總監海德(Susan Haid)昨日表示,市府已將渥列治地區規劃為「渥列治城市中心」(Oakridge Municipal Town Centre),將會打造成一個溫市中心以外的第二市中心。以住宅導向 切分為4區
但她補充說,溫市中心的「中心商業區」屬性不會改變,而「渥列治城市中心」將會是一個以住宅為導向的全新城市中心。
根據溫市府規劃,「渥列治城市中心」西起柳樹街(Willow St.)、南至西45街、東達阿爾伯達街(Alberta St.)、北迄西37街。「渥列治城市中心」被南北向的甘比街(Cambie St.)及東西向的西41街貫穿切成4區,其中西南方為渥列治商場,另外三區皆會成為中高密度的住宅區。
海德透露,住宅區並不會像渥列治商場般出現高達44層的高樓,建築物將會以18層封頂,而較高的建築只會集中在甘比街及西41街十字路口的周邊,4至6層的低層柏文不會鄰近大街,內街則以城市屋苑為主。
溫哥華市府在設計「渥列治城市中心」時,曾參考了溫西克里斯戴爾區(Kerrisdale)的規劃方式,重點是建立一個開闊的步行環境,搭配社區形式的零售商舖,並且確保區內居民有能力負擔區內的消費及服務。
海德指出,目前溫市僅規劃出「渥列治城市中心」這個第二市中心,未有打算像本那比般,在市內構建超過兩個以上的大型城市中心。
盡拆獨立屋料激發反對聲浪
海德承認,目前「渥列治城市中心」的規劃範圍內,有許多具有特色的獨立屋大宅,故未來發展時有可能會遭到反對的聲浪。不過她強調提高居住密度是未來城市發展的趨勢,溫哥華又是寸土尺金,許多獨立屋難以保留。
隨着社區密度大幅增加,該區的交通也將是關注焦點。海德透露「渥列治城市中心」的中心點便是加拿大線捷運(Canada Line)渥列治站,南北向交通主要依靠捷運,東西向則會在西41街增加B-Line 巴士路線。至於是否會拓寬已有道路或是增加新道路方便車輛通行,她則稱需要看開發商的規劃情況。
根據溫市府上月公開的甘比走廊第三期發展計劃草案顯示,市府將會在該區提供1.15萬間新建房屋及單位,當中包括城市屋、排屋及租賃房屋。市府估計整個甘比走廊地區的人口,在2041年會較現時增加一倍,因此房屋、社區設施及公共交通必須完善配合。
區內獨立屋早成「掃貨」目標
地產經紀黎恆表示,事實上,該區的獨立屋早已成為開發商及地產經紀「掃貨」的目標,居民幾乎天天都會被人敲門詢問是否賣屋。不過他稱溫哥華樓市火熱數年,該區業主「都不是省油的燈」,開發商未來收地的成本勢必很高,「渥列治城市中心」的樓價將會很可觀。
本地一間獨立地產諮詢公司的行政總監鄭生則認為,溫市府規劃「渥列治城市中心」新增單位須有至少20%為廉租單位,將會增加許多買家的疑慮。
他指出,一直以來,不管是哪一個族裔,買家皆不希望住處附近有太多廉租單位。不過廉租單位除了「可負擔」因素外,也有其特別作用,可以阻止樓價失控暴漲。
[2017.07.24] 發表
原文鏈接: http://www.mingpaocanada.com/van/htm/News/20170724/vaa1h_r.htm
Posted on
April 7, 2017
by
Raymond Leung
【明報專訊】地產投資網絡(Real Estate Investment Network)一份最新報告指出,未來十年新西敏房地產市場將會比大溫其他城市有更大增長。
地產投資網絡高級分析員坎貝爾(Don Campbell)表示,大溫地區的樓市繁榮似乎遺忘了新西敏,但現在又重新發現了它。
坎貝爾說,新西敏樓市即將起飛的原因包括靠近1號公路及公共交通的便利性、水濱振興計劃以及新興企業對年輕僱員的需求等,該市地理位置佳,且在菲沙河北,不用橋樑連接溫哥華市。
大溫15個區域中,新西敏樓價僅排在第13位。不過,坎貝爾指出,這種局面將會改變,未來十年新西敏的房地產市場將會發生巨變。
他認為,當人們試圖從現時熾熱的房地產市場中尋求可負擔房屋時,新西敏樓市將會變得更受歡迎,人們會看到空置率下降,房租也在增長。房屋需求,特別是獨立屋價值正在快速上漲,柏文也緊隨其後。
報告還指出,新西敏對年輕一代的吸引力正在增長,城市的振興、生活方式、可負擔性等,都成為吸引年輕家庭的原因。另外,現在可以看到一些公司的遷入,為該市年輕人帶來更多就業機會。
新西敏市府目前也正考慮、對區內皇家哥倫比亞醫院(Royal Columbian Hospital)、一間中學以及帕吐洛橋(Pattullo Bridge)進行升級改造。
坎貝爾說,過去一直關注該區域的屋主或投資者已經非常成功地進入了這個交通樞紐城市,見證了樓市強勁發展。
報告指新西敏對年輕一代的吸引力正在增長。(新西敏市府Facebook圖片)
[2017.04.06] 發表
Posted on
January 23, 2017
by
Raymond Leung
資深商業地產梁國權剖析2017市場發展方向
梁國權先生隸屬於北美洲最大的地產公司Re/Max,擁有近30年的商業地產投資經驗,是加拿大西海岸最成功的投資地產及土地開拓顧問之一。梁先生可以流利的操廣東話、上海話、普通話和英語,一直致力於為客戶提供盡善盡美的服務。從業多年來,他獲獎無數,更在2015年榮獲加拿大西海岸商業地產經紀第1名。
2016年精準預測
憑藉多年來從業的經驗及敏銳的觀察力,梁先生精準地預測出2016年政策變動對地產市場產生的影響並指出商業地產投資將開始向周邊衛星城市擴散。梁先生說過去的2016年,地產市場十分混亂,政府頒布了一系列的政策,試圖抑制房價的增長。比較值得關注的政策包括:1)海外買家投資本地市場將額外收取15%的房屋轉讓稅;2)溫哥華地區將征收空房稅;3)政府將提供五年內無息貸款給符合要求的購房者;4)房屋租賃不可分租;5)銀行配合政府推出還貸壓力測試政策。這些政策使住宅地產投資的前景變得不是很明朗,然而卻沒有影響的商業地產投資,反而進一步提高了商業地產的需求量,使一向緊缺的商業投資物業資源變得更加匱乏,供不應求。梁先生更提到,2016年的商業地產成交量較往年增長了近一倍之多,如此大幅的增長前所未有,這也印證了他在2015年的精準預測。
商業地產火熱原因
商業地產投資火熱的原因,一部分是由於買家的增長。而買家又分為兩大類,其中一部分是早已投入商業地產投資的先驅者,另一部分是因為住宅政策不斷變化,而轉移投資方向的新手。先驅者早已熟識商業地產的投資方式和其中運作的規則,可以很快抓準投資目標、搶佔先機。而新手則因為對商業地產缺乏了解,對投資物業思考時間過長,加上資金不充裕,而錯過了投資機會。梁先生表示,從住宅投資轉入商業投資者,依舊是炒賣心態,希望像住宅投資那樣投入少量的資金,在短時間獲得高回報。然而,商業地產投資和住宅投資有很大分別。其中,商業資金的要求要比住宅投資多。因為每一個商業貸款會根據物業類型的不同而有不同的計算方式,貸款也需要看物業的租金收入和投資者的個人背景。同時商業地產比較難炒動,是一種穩健的投資工具。從梁先生以往的經驗來看,商業投資的回報率和銀行貸款利率息息相關。當銀行貸款利率較高時,回報率會升高;貸款利率變低的話,回報率也會轉低。由於回報率不明顯,讓大多數不了解行情的人在門外觀望,錯失良機。梁先生願意幫助有投資願望的人士進行精準的分析,并分享投資渠道。
公寓樓花受到青睞
或許有人會提出,近期公寓投資依舊火熱,沒有受到政策變動的波及。但梁先生認為,較多人轉向公寓投資的原因是因為2015-2016年獨棟住宅樓市場增長過高,獨立屋的政府估價更是增幅40%以上,而大溫也罕有$100萬以下的獨棟住宅。部分本地貸款公司可以將國外所擁有的資產和收入算在還貸能力內,更是給2015-2016年的房價火上澆油,這個方式如今已經被政府叫停。房價增長過快使很多資金不充裕的投資者或購買房屋自住的人被拒之門外,只得選擇購買公寓樓或樓花。這樣做一是防止通貨膨脹,二是供下一代使用或為自己未來退休安排。因此,這是公寓樓或樓花出現了搶購和排隊現象的其中一個原因。
2017商業地產仍有榮景
提到政策變化,梁先生也注意到中國政府近期對外幣兌換的管控。他說,海外投資者近年一向用螞蟻搬家的方式,將資金轉出海外。然而這一次的政策變動,使資金流動和用途受限,使本地受到很大障礙。但整體來說,大溫地區的房價與中國大城市(如:北京,上海,廣東)相比,價格依舊偏低,外幣管控不會擊退海外投資者入資的願望;況且加拿大是個移民國家,政府一向支持自由市場,梁先生覺得房價增長和加幣貶值有密切關聯。但匯率變動涉及全球金融體系,加國很難自行調高利率而抑制房價增長。
梁先生指出,2017年的商業地產依舊會維持一向僧多粥少的局面,政策的改動將使住宅類地產投資者用更長的時間思考,但BC省房產價格已經居高不下。
如果想更多了解房地產的投資信息,歡迎隨時聯絡梁國權先生。
聯絡電話:604-644-6482
電子郵箱:raymondkleung@hotmail.com
個人網站:410commercial.com
Posted on
November 17, 2016
by
Raymond Leung
【明報專訊】溫市中心最後一個碼頭開發機會昨日正式對外徵求買主,這片位於溫市新會議中心前的水域面積高達6.2英畝,已經取得市府開發成碼頭許可,可供最長300呎的「超級遊艇」停泊,與全加最大的水上飛機場毗鄰。代理銷售的地產商透露,該交易由於絕無僅有且牽涉內容複雜,所以不設掛牌價,將視談判結果而決定,買主需自行興建並管理碼頭,碼頭則是由買主所有。
該發展機會的代理銷售商認為,愛好超級遊艇的中國商人應該對在溫市投資興建碼頭抱有高度興趣,他預期這次發展權若賣給中國買家,將是大溫首度有中國人買下碼頭發展權。
商業地產商Colliers International昨日在網站開始銷售6.2英畝碼頭發展機會。Colliers資深副總裁萊斯特(Mark Lester)指出,會議中心前的水域的發展權利,目前是由Vancouver Harbour Flight Centre Limited Partnership取得,該公司背後老闆是兩間溫哥華的財團。該水域的發展計劃分成兩部分,一部分已經發展為水上飛機停泊場,另一部分則規劃成碼頭,目前放售的發展機會則是規劃成碼頭的水域,總共有6.2英畝。
萊斯特說,最近幾年想在溫哥華興建碼頭的人士應都知道,欲向市府了解與有關碼頭有關的各項發展許可,其程序及實際執行是如何困難,這也突顯該發展機會的難得之處。他表示,由於該水域已得到市府許可作為碼頭地點,其使用用途即是碼頭,買下發展機會的買家可以省去向市府申請興建碼頭的程序,而開始進入興建工程。他說,溫市中心目前欠缺可以停靠長度超過80呎較大遊艇的碼頭。
他說,買家可以將碼頭規劃成讓豪華遊艇停靠的私人碼頭,或是部分作為私人碼頭,部分作成可讓商業用豪華遊艇停泊,或是賞鯨船停泊的碼頭。他強調,該水域的碼頭可以供最長達到的300呎的船隻停泊。他強調,由於該水域屬於深水停泊處,位置又位於溫市中心鄰近五星級酒店、高豪港區及購物中心,隔鄰就是全加最大水上飛機場,因此特別適合發展成豪華郵艇碼頭,未來更可的吸引世界各地擁有豪華遊艇的旅客來溫旅遊,刺激地方經濟。他舉維多利亞國際碼頭(Vancouver International Marina)為例,指該碼頭每次帶進一部豪華郵艇即可為當地帶來70萬至80萬元的經濟收入。
至於該碼頭發展機會為何不設出售價格?萊斯特解釋,由於該發展機會是分租水域並給予碼頭發展權,由於可能牽涉長期租約,而根據買主實際發展碼頭的內容,有可能牽涉到其他費用及成本,所以無法現在就定出價格,需要與個別買主進行談判。
此外,他說,根據出售發展權的規劃,買主必須負責興建碼頭及管理,最終建好的碼頭擁有權則是屬於買主。
萊斯特表示特別看好中國買家的實力,Colliers在中國的辦公室已開始向中國的富豪推廣這次難得的碼頭發展機會。
[2016.11.16] 發表
原文鏈接:
http://www.mingpaocanada.com/van/htm/News/20161116/vaa1h_r.htm
Posted on
July 26, 2016
by
Raymond Leung
【明報專訊】卑詩省長簡蕙芝昨日突然宣布,將於8月2日開始對購買大溫住宅房屋的外國買家額外徵收15%的物業轉讓稅。新例實施後,外國買家若購買200萬元房屋則需要多繳30萬元的額外稅款。
許多已簽合約但來不及在8月2日之前成交的中國買家首當其衝,經紀們認為省府的打擊房價辣招短期內可能令大溫過熱樓市趨於冷卻;但也有專家認為,對中國買家來說,他們資金需要出來,即使需要多繳稅,也不以為意。
在省府實施新例前,任何人購買房屋需要付1%至3%不等的物業轉讓稅,但新例後外國買家需要付額外的15%物業轉讓稅。以一個價值200萬元的單位為例,本來要付3.8萬元稅款,但新例下如果是海外買家,則需要合共付33.8萬元稅款。
省財政廳長麥德莊(Mike de Jong)指出,省府蒐集於6月10日至7月14日的統計顯示,外國買家在房地產的投資超過10億元,當中86%集中在低陸平原,雖然外國投資是推動本地樓價上漲的其中一個因素,但在目前樓市新房源不足的情況下,外國買家的需求令樓市目前的供應更難滿足需求。
他表示,對外國買家多課15%的物業轉讓稅,希望能夠幫助管理外國買家需求,使市場能夠有時間完成新的房屋,滿足本地家庭對房屋的需求。外國買家所指的是不具永久居民身分或是加拿大公民身分的外國人士,例如持留學生簽證的中國留學生或是中國遊客均是屬於外國買家。
麥德莊指出,新措施亦包括防範逃稅的規定,該規定是為了找出那些特別安排為了逃稅的交易而設計,而省府從外國買家多收的稅收,則將用在幫助省民在住房、租屋等政府補助計劃上。在罰則方面如果發現有外國買家(個人或是公司)逃稅,則除了需要繳回應繳稅款加計利息,如果是公司還要多罰20萬元,個人則多罰10萬元,至於最高入獄時間則是兩年。
省長簡蕙芝昨日提出包括外國買家多課徵15%在內等房屋政策的新法案Bill 28。簡蕙芝指出,本省中產家庭應該擁有置業的權利,而且那些需要租房屋的省民也應該找到適合他們居住的單位,而省府宣布新措施即是為了幫助本省省民能夠在本地繼續生活,工作,並且養育他們的下一代。
她說,除了新措施,省府將繼續設法增加新房屋的供應,保護買家及賣家的權利,以及設法增加出租單位。
昨日公布的新例,杜華遜(Tsawwassen)原住民土地並不在實施範圍內。
省府在7月初首度公布海外買家統計,顯示從6月10日至29日,外國買家佔大溫房屋交易總數的5.1%,中國買家佔所有外國買家交易的76.6%,根據推算,在這段期間自中國流入本省樓市的資金達3億元。在個別城市中,以列治文市的外國買家比例達14.3%為最高。
省府昨日所提的法案,亦針對溫哥華房屋負擔問題提出其他新措施,包括撥款7500萬元設立「住房優先基金」(Housing Priority Initiatives Fund);修改《房地產服務法》(Real Estate Act)結束房地產自我監管的機制;修改《溫哥華憲章》(Vancouver Charter)允許溫市府開徵空屋稅。
麥德莊在今年5月時還對針對外國買家課稅持保留看法,當時他說擔心省府若針對外國買家課稅,會對來自亞太地區的投資人送出錯誤訊息。
原文链接:http://www.mingpaocanada.com/Van/htm/News/20160726/vaa1h_r.htm
Posted on
June 21, 2016
by
Raymond Leung
In 2014, the Mayors of Metro Vancouver endorsed light rail for South of Fraser because of its:
- Transportation benefits
- Fit with the City’s long term community plans,
- Relative affordability compared to alternatives.
The Project
Over the next 30 years, Surrey will welcome 300,000 new residents. As the city grows, so do our transportation needs. LRT provides a proven, high-quality, efficient and environmentally friendly means to move people that meets our long term needs.
Our proposed LRT network spans 27 kms with two lines and approximately 19 stops linking residents with where they need to go. See the map.
- See more at: http://www.surrey.ca/city-services/15698.aspx#sthash.oqrqZUjE.dpuf
Two Lines with Approximately 19 Stops
L-Line
- 104 Ave connecting Surrey City Centre and Guildford Town Centre
- King George Boulevard connecting Surrey City Centre and Newton Town Centre
Surrey-Langley Line
- Fraser Highway connecting Surrey City Centre, Fleetwood, Clayton, Township of Langley and City of Langley
Download the preliminary station location map.
- See more at: http://www.surrey.ca/city-services/15698.aspx#sthash.oqrqZUjE.dpuf
Public Consultation
The project has been informed by consultation with the public and stakeholders. TransLink led the first two phases of consultation in 2010 and 2011.
-
Phase 1 (March 2010 to October 2010)
TransLink hosted 10 meetings and workshops for stakeholders to provide input on the transit opportunities in Surrey. This information along with a comprehensive technical analysis was gathered and shared with the public for feedback. Read the 2010 consultation summary
-
Phase 2 (May and June 2011)
The study team presented preliminary concepts and an evaluation of 10 design alternatives for input. Based on nearly 400 feedback questionnaires and more than 750 comments from four community workshops, key design concepts were confirmed and refined. Read the 2011 consultation summary.
-
Phase 3 (being developed)
The next phase of public consultation is being developed and will launch once additional technical work is complete. Phase 3 will focus on community integration, which will look at elements like access to stations, roadway changes to accommodate the new lines and components of station design.
More Information
Check out our Project History and Updates page. For more information on the consultation process, visit translink.ca/rapidtransit.
- See more at: http://www.surrey.ca/city-services/15698.aspx#sthash.oqrqZUjE.dpuf
Posted on
March 3, 2016
by
Raymond Leung
- Congratulations to Raymond Leung.
- He has been selected to receive the No.1 award at the Re/Max Western Canada Awards Ceremony.
2015 Production Winners
Top 5 Associates – Commercial
1 – Raymond Leung, RE/MAX Real Estate Services, Vancouver, BC 2 – Pete Vanderham, RE/MAX Medalta Real Estate, Medicine Hat, AB 3 – Peter Hall, RE/MAX Central, Burnaby, BC 4 – Noel Llewellyn, RE/MAX Commercial Advantage, Vancouver, BC 5 – Scott Predenchuk, RE/MAX Crown Real Estate – North, Regina, SK
About the RE/MAX network
RE/MAX was founded in 1973 by Dave and Gail Liniger, with an innovative, entrepreneurial culture affording its agents and franchisees the flexibility to operate their businesses with great independence.
Over 100,000 agents provide RE/MAX a global reach of nearly 100 countries.
RE/MAX, LLC, one of the world’s leading franchisors of real estate brokerage services, is a wholly-owned subsidiary of RMCO, LLC, which is controlled and managed by RE/MAX Holdings, Inc. (NYSE:RMAX).
With a passion for the communities in which its agents live and work, RE/MAX is proud to have raised more than $150 million for Children’s Miracle Network Hospitals® and other charities.
Posted on
February 18, 2016
by
Raymond Leung
物業轉讓稅新制今生效 75萬元以下新屋免繳 二手樓稅分三級
[2016.02.17] 發表
【明報專訊】省政府昨日公布的2016年財政預算案提出多項新措施,為了解決大溫地區樓市過熱的問題,預算案宣布將物業轉讓稅(property transfer tax,簡稱PTT)制度更改,並於今日起生效。在新制下,購買75萬元以下新樓的合資格人士可獲豁免支付PTT,而200萬元以上的房屋(不論新舊),買家則要額外支付新增的稅階:3%的PTT,買家亦需要表明自己的國籍。有地產經紀指,上述新措施令地產商受惠,有如幫助他們銷售新屋,但對二手樓市場不利另外,備受爭議的醫保計劃(MSP)亦有重大改革,家庭中的未成年子女由明年元旦日開始毋須再支付MSP,而省府亦會調高MSP補助的年收入上限,讓更多人獲享減免。
省財政廳長麥德莊(Mike de Jong)公布連續第四份平衡預算,預測2016至2017年財政年度會有2.64億元盈餘,其後兩年則預計分別有2.87億元和3.73億元盈餘。
另外,今年預測的經濟增長為2.4%,是全國省份中最高。
今次的預算案焦點都落在房屋政策,預算案指出大溫地區的獨立屋樓價過去五年大幅攀升45%至70%,而多戶房屋亦出現15%至40%的增長。省府指出,要解決大溫地區的房屋可負擔性問題,必須增加新屋供應,避免買家之間的競爭加劇,進一步推高樓價。
預算案宣布由今日起,成交價75萬元以下的新樓,不論是否首次置業,都可一律豁免PTT,但條件是業主必須是加拿大公民或永久居民,並且需要在該房屋居住最少一年。省府指,合資格買家最多可節省1.3萬元的稅款,相信能協助省民「上車」,同時刺激發展商興建更多較低價的房屋。而75萬元至80萬元的新樓,亦可以獲得部分PTT減免。
而80萬元以上的新樓和所有二手樓,其PTT的計算方法將分為三級制:房屋成交價的首20萬元,PTT為1%;之後的20萬元至200萬元,PTT為2%;而第三級也是今次預算案新增的級別,即200萬元以上,PTT會定於3%,預計每年可以為庫房增加7500萬元收益,用作補貼PTT新屋豁免計劃。
省政府指出,已推行多時的首次置業人士豁免PTT計劃(First Time Home Buyers' Program),將會與上述的新措施並行,若新業主同時符合兩個計劃的條件,則可以自選其一。
買家今夏須報國籍。
另外,為了研究海外投資者對本地樓市的影響,省政府稱需要掌握實際情況及數據。省府將修改《物業轉讓稅法》(Property Transfer Tax Act),由今年夏季開始,買家在物業成交後,需要向相關部門申報是否加拿大公民、永久居民或者其他國籍人士。
若物業以公司名義買入,亦要申報公司董事的國籍。當承讓人以被動信託(Bare Trust,又稱無條件信託)註冊並提供信託創立人和受益人的資料時,承讓人亦需披露有否以被動信託人身分持有物業。
麥德莊表示,有關海外買家的報告完成後必定會向省民公開。他被追問若發現海外買家是樓市過熱的主因,政府會否採取措施應對,麥德莊並沒有正面回應,只表示現階段不適宜作任何揣測,亦不適宜解答假設性問題。但麥德莊亦重申卑詩省歡迎投資,並強調這是讓本省經濟繼續在全國領先的原因之一。
另外在興建社區房屋方面,正如省長簡蕙芝上周公布,預算案提出在五年內撥款3.55億元,資助興建或翻新省內超過2000個可負擔房屋。
http://www.mingpaocanada.com/Van/htm/News/20160217/vaa1h_r.htm
|